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249 acres, Smalldown Farm, Nr Bruton, BA4, Somerset
For Sale - Guide Price £3,600,000

  • Significant, elevated 5 bedroom farmhouse with potential to extend and develop
  • A pair of semi-detached cottages
  • Panoramic views over the Somerset countryside
  • Range of traditional and modern farm buildings with development potential (subject to planning permission)
  • Gently undulating topography providing the basis of an excellent family shoot
  • Bronze Age hillfort
  • Productive grassland farm

A picturesque, elevated residential farm with panoramic views in a highly sought after location.


Smalldown Farm is located to the west of Batcombe, a small, pretty village situated in the valley of the River Alham between Bruton and Frome. The village has a parish church, village hall and public house and is surrounded by beautiful open countryside.

Bruton is a popular town situated approximately 2.5 miles to the south of Smalldown Farm. It has excellent amenities including restaurants, public houses, a butcher, supermarkets, shops, a pharmacy and doctors surgery. Bruton’s principal attractions are The Hauser and Wirth art gallery, The Roth Bar and Grill and the nearby Newt Hotel which is renowned for its gardens, bees, cider production and spa.

Bath, Bristol, Frome and Yeovil are all easily accessible and provide a wider range of facilities including gastro pubs and restaurants, retail shopping and entertainment services.

The countryside around Smalldown Farm has an array of footpaths and bridleways which provide excellent routes for walking and riding. Local golf courses include Wincanton, Frome and Sherborne and horse racing is available at Wincanton, Exeter, Bath and Salisbury.

The area is becoming increasingly popular as a result of its excellent selection of schools at all levels in both the private and public sectors, including King’s Bruton, Millfield, Sherborne Schools for boys & girls, Bryanston, Milton Abbey, Sexey’s and Warminster School, with preparatory/primary schools close by at Port Regis, Lewiston, Hazelgrove, Sandroyd, Hanford,Knighton House, Bruton, Milton-on-Stour, All Hallows and Bourton.


Lot 1 – Smalldown Farmhouse, cottages, modern and traditional farm buildings and about 156.76 acres
Smalldown Farmhouse is a detached, five bedroom period property which has provided excellent family accommodation over the years and has retained a wealth of original features including the former Cheese Room and Cheese Store. As seen on the floorplan, the layout of Smalldown Farmhouse offers generous shared space together with well proportioned bedrooms creating a significant family home.

Smalldown Farmhouse sits in an elevated position within the farm and has the advantage of looking out onto its own land and the countryside beyond. The property is approached via a sweeping drive which is set back from Smalldown Lane allowing complete privacy and discretion from the highway. Smalldown Farmhouse benefits from a true rural setting with no close neighbours however, the villages in the area cater for everyday needs and are very accessible.

The farmhouse is accessed via a covered porch which leads directly into a large study. The remainder of the ground floor comprises a former Cheese Room, utility room, pantry, sitting room, dining room and kitchen with adjoining garden room that enjoys panoramic views over the Somerset countryside and beyond. Adjoining the northern elevation is a large, traditional agricultural barn constructed of stone walls under a slate roof. The barn has a mezzanine floor providing scope for a two storey extension which would significantly increase the square footage of the existing farmhouse.

The first floor is arranged around a central hallway and landing space. There are four generously sized double bedrooms and one nursery room together with two family bathrooms. The principal bedroom adjoins the former Cheese Store which has the potential to be converted into a larger master suite, walk-in wardrobe or an additional bedroom. The western elevation of the farmhouse is bordered by a large paved terrace area which can be accessed from the former Cheese Room and a rear porch. This area immediately adjoins the spacious garden which is enclosed by a buttress stone wall.

The drive leads to a courtyard of traditional buildings adjacent to the farmhouse. Together with the hay barn, stable block and agricultural building, they all provide an excellent opportunity for development subject to necessary planning permission. The traditional farm buildings are made up of the following:
1.      Attractive period barn with mezzanine floor
2.    12 bay barn subdivided into 3 sections
3.    Former bakehouse
4.    Hay barn with attached garden store
5.    4 stables with adjoining storage units

Smalldown Farmhouse is approached off Smalldown Lane which leads directly onto a private drive. On entrance to the farm, and immediately on the left hand side, are a set of modern farm buildings which include the following:
1.    Former dairy building constructed of steel frame and fibre cement roof with adjoining Dutch barn and lean to
2.    Attached modern livestock barn constructed of steel frame and fibre cement roof with a lean to
3.    Modern steel frame barn
4.    A modern steel framed straw barn with a fibre cement roof

Lot 1 is ring fenced, permanent pasture land that has been subdivided into separate fields by post and wire fencing, dry stone walls and mature hedgerows. The land is well laid out with gated entrances to all fields including highway access to those that border Smalldown Lane. The undulating topography adds amenity and provides rural views that are appreciated by the farmhouse which sits centrally amongst the land.

Lot 1 lends itself to shooting opportunities due to the topography of the land and position of the woodland. It has the potential to create interesting drives by taking advantage of the existing assets together with ability to plant cover crop over the pastureland.

Smalldown Knoll is a Bronze Age multivallate hillfort covering about 5 acres situated to the north of the farm. The fort has multiple ramparts and contains 4 tumuli which form a line of historic burials running east to west along the crest of the hill. On top of the hillfort is a trig point with panoramic views of the surrounding countryside.

Lot 2 – About 92 acres of undulating pastureland
Lot 2 lies to the east of Smalldown Lane and is also permanent pasture. The topography has steep valley sides providing excellent shooting opportunities. Part of the land adjacent to the road has been planted with cover crop to facilitate additional drives and is let to a local shoot.

Within Lot two there are a number of challenging Partridge drives which have been run and managed over the years. Approximately 5000 partridges are put down on this ground each shooting season.

Acreage: 249 Acres


From Bruton take the A359 north signposted towards Frome. Follow the road out of the town and after about 2.7 miles take a left hand turn onto a country lane called Seat Lane. At the end of Seat Lane turn right onto Vinings Hill. At the end of land turn left past Batcombe Church and follow the road into Westcombe. Follow the road up the hill past a long stone wall on the right hand side and pass the War Memorial on the right hand side. Continue up the hill and opposite the entrance to a dairy farm turn right up Smalldown Lane. The private drive to Smalldown Farm can be found on the left hand side adjacent to the modern farm buildings.


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